New York Rent Control & Stabilization: 2025 Renter Guide

Renters across New York often wonder if rent control still exists, and what protections they have from steep rent hikes. The good news: New York is home to some of the strongest rent control and rent stabilization laws in the USA. Understanding how these rules work in 2025—and how they protect you—can help you make informed decisions and respond if your rent increases unexpectedly.

Rent Control and Rent Stabilization in New York

In 2025, New York continues to operate both rent control and rent stabilization programs. These protections limit how much landlords can increase the rent and set specific rules for lease renewals and evictions.

What Is Rent Control?

Rent control is the older of the two systems and applies to certain apartments in New York City and a few other localities. Generally, rent-controlled units are:

• In buildings built before February 1947
• Continuously occupied by the same tenant (or family) since before July 1, 1971

Rent increases for these apartments are strictly regulated by the New York State Division of Housing and Community Renewal (DHCR). Most rentals in New York are not under rent control, but if you live in a rent-controlled unit, your rent can only go up by a set amount each year, called the Maximum Base Rent (MBR) system.

What Is Rent Stabilization?

Rent stabilization covers many more apartments than rent control, affecting over a million tenants across New York City and nearby counties. Typically, rent-stabilized units:

• Are in buildings with six or more units built between February 1947 and January 1974 (some exceptions apply)
• Have rents below a certain threshold, per yearly updates by the DHCR

Rent increases for these apartments are set annually by the local Rent Guidelines Board of New York City. Landlords must renew a stabilized tenant's lease unless they have legal grounds for eviction under New York State Real Property Law.

How Do You Know If Your Apartment Is Rent-Controlled or Stabilized?

If you're unsure, you can request your apartment's rent history from the DHCR. This is done using official forms, which help determine your legal rent status and your rights under current laws.

Official Forms for New York Renters

• DHCR Form RA-89: "Request for Rent History"
  When to use: If you want to find out whether your apartment is rent controlled, stabilized, or deregulated.
  How it works: Complete the RA-89 form and submit it to the DHCR. For example, if your landlord raises your rent by more than the allowed amount, this record reveals your apartment's legal rent status. Download DHCR Form RA-89.
• DHCR Form RTP-8: "Renewal Lease Form"
  When to use: Your landlord should provide this when your lease is up for renewal in a rent-stabilized apartment.
  How it works: If you live in a stabilized apartment and don’t receive this form 90–150 days before your lease ends, you can request it or file a complaint. View and download RTP-8.
• DHCR Form RA-81: "Tenant's Complaint of Rent Overcharge and/or Excess Security Deposit"
  When to use: File this if your rent is increased beyond the legal guidelines or if you're overcharged for your security deposit.
  How it works: You can use this form to officially challenge illegal rent boosts or deposit demands. Access RA-81 on the DHCR.

Who Oversees Rent Rules in New York?

The New York State Division of Housing and Community Renewal (DHCR) is the main agency handling residential rent control and rent stabilization. You can request help, submit forms, or learn the rules at DHCR offices or the website above.

Key Laws Protecting Renters

The main state law for tenant rights in New York is the New York State Real Property Law, especially Article 7-C (Emergency Tenant Protection Act) and the local Rent Stabilization Code for New York City apartments. Together, these set the rules for rent increases, lease renewals, and your right to challenge unfair rent practices.

How Are Rents Set or Increased?

For rent-stabilized apartments, the local Rent Guidelines Board sets how much a landlord can increase rent each year, usually between 1–3%. For rent-controlled units, the Maximum Base Rent system governs increases, often tied to building costs and municipal maintenance requirements.

Landlords must notify you in writing and use DHCR forms for any legitimate rent increase, and you always have the right to file a complaint if you believe a rent hike is illegal or too high.

FAQs About Rent Control and Rent Stabilization

1. How do I find out if my apartment is rent controlled or stabilized?
   You can request your unit's rent history from the DHCR using Form RA-89. This will show your status and legal rent amount.
2. How much can my landlord increase the rent in 2025?
   For stabilized apartments, rent hikes are set by the Rent Guidelines Board—usually a few percent per year. Controlled units use the Maximum Base Rent system. Check the official guidelines each year.
3. Can my landlord refuse to renew my lease?
   Generally, landlords must offer lease renewals for stabilized units unless they have a valid, legal reason to refuse, as defined by state law.
4. What should I do if I think my rent is too high?
   File a "Tenant's Complaint of Rent Overcharge and/or Excess Security Deposit" with DHCR using Form RA-81.
5. Who do I contact for help with rent control issues?
   Contact the New York State Division of Housing and Community Renewal for information, forms, and dispute resolution.

Key Takeaways for New York Renters

• New York continues to offer both rent control and rent stabilization protections in 2025.
• Your rent increase is limited by law if your unit is regulated—check your legal status and keep official records.
• Use official DHCR forms to request rent history or challenge illegal rent increases.

Need Help? Resources for Renters

• New York State Division of Housing and Community Renewal (DHCR): Rent Laws, Forms, and Tenant Information
• NYC 311: Rent Control and Rent Stabilization Resources
• Find a local DHCR office for in-person support

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1. New York State Division of Housing and Community Renewal: Rent Laws and Tenant Protections
2. New York State Real Property Law
3. New York City Rent Guidelines Board

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